45 Highgate Ave · Buffalo, NY 14214

$199,000

4 bd · 1.0 ba · 1,908 sqft · SingleFamily public records · 8 Days on market

Built 1918 7,000 sqft lot Est $290k · 31% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

45 Highgate Ave — A Rare Opportunity in the Heart of the University District This charming 4-bedroom, 1.5-bath home is ready for its next chapter. Nestled in one of the area's most sought-after neighborhoods, 45 Highgate Ave offers the kind of solid foundation that's hard to find — great bones, generous space, and endless potential. With a little vision and some updating, this home truly has it all. A full basement and walk-up attic provide abundant storage or the opportunity to expand your living space. The detached 2-car garage is a rare find in this neighborhood, and the full covered front porch is the perfect spot to sip your morning coffee or host friends on a warm summer

Key facts

• Full basement
• Walk-up attic
• 7,000 sq ft lot

Tags

• FULL BASEMENT
• WALK-UP ATTIC
• DETACHED 2-CAR GARAGE
• FULL COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage (1-car)
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story existing home
• Construction: Composite siding; Block foundation
• Exterior features: Concrete driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 40 x 175

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Radiator heating
• Interior features: Eat-in kitchen; See remarks
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 10.9% vs local median 8.0% in Buffalo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#195 in NY, #3,011 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, employment D-.
• Buffalo City School District (urban): math 41% / reading 40% proficiency, ranked #535 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.8%/yr); 90 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,471/mo this rent would consume 51% of the median local household income ($58k/yr) (locally 1820% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $84k; list at $199k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $290,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Highgate Ave	0.09mi	3/1.5 (-1)	1,859 (-3%)	6mo	$315,000	$169	79
145 Highgate Ave	0.18mi	4/2.0	1,771 (-7%)	0mo	$218,000	$123	75
187 Highgate Ave	0.26mi	5/2.5 (+1)	2,008 (+5%)	5mo	$295,000	$147	64
159 Highgate Ave	0.21mi	4/2.0	2,114 (+11%)	8mo	$222,620	$105	62
39 Winston Rd	0.71mi	4/1.5	1,877 (-2%)	1mo	$461,000	$246	62
106 Winston Rd	0.74mi	4/1.5	1,934 (+1%)	3mo	$450,000	$233	58
47 Winston Rd	0.71mi	3/1.0 (-1)	1,909 (+0%)	6mo	$310,000	$162	57
216 Lasalle Ave	0.28mi	4/2.0	1,638 (-14%)	6mo	$140,000	$85	54
296 Highgate Ave	0.47mi	5/2.0 (+1)	1,771 (-7%)	7mo	$221,000	$125	51
72 University Ave	0.41mi	4/2.5	2,187 (+15%)	4mo	$375,000	$171	48
145 Shirley Ave	0.50mi	3/2.0 (-1)	1,729 (-9%)	6mo	$135,000	$78	47
179 Niagara Falls Blvd	0.71mi	5/1.5 (+1)	2,079 (+9%)	4mo	$315,000	$152	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.81% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.42×
• Total profit: $23,678
• Equity at exit: $29,672

10-year hold

• IRR: 21.5%
• Equity multiple: 3.05×
• Total profit: $114,383
• Equity at exit: $17,206

Cash invested: $55,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14214

• Rents YoY: 5.8%
• Active inventory: 90
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,471 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $767

Break-even live

Break-even rent $1,500

Max offer price $199,000

Occupancy floor 64%

Sensitivity live

Price	-10% $879	-5% $823	+0% $767	+5% $710	+10% $654
Rent	-10% $571	-5% $669	+0% $767	+5% $864	+10% $962
Rate	-1.0pp $867	-0.5pp $817	base $767	+0.5pp $715	+1.0pp $663

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Lisbon Ave Buffalo, NY	3.0	1.0	2521	$1,250	$0.50	24d	1	0.07mi
85 Highgate Ave Buffalo, NY	5.0	2.0	2193	$3,750	$1.71	15d	1	0.07mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	15d	1	0.11mi
24 Custer St Buffalo, NY	5.0	2.0	2500	$3,000	$1.20	15d	1	0.13mi
175 Lisbon Ave Buffalo, NY	5.0	2.0	2000	$2,500	$1.25	15d	1	0.22mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,997	$2.93	2d	10	0.26mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	44d	1	0.30mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	24d	1	0.30mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	2d	1	0.33mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	15d	1	0.37mi
102 Englewood Ave Buffalo, NY	4.0	1.0	2426	$2,750	$1.13	2d	1	0.38mi
91 Englewood Ave Buffalo, NY	4.0	1.0	2500	$2,000	$0.80	2d	1	0.39mi
63 Montrose Ave Buffalo, NY	4.0	1.0	2240	$2,000	$0.89	2d	1	0.48mi
196 Englewood Ave Buffalo, NY	5.0	1.5	2560	$2,000	$0.78	2d	1	0.51mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	3d	1	0.62mi
80 Capen Blvd Buffalo, NY	5.0	2.5	2591	$2,800	$1.08	2d	1	0.70mi
25 Parkridge Ave Buffalo, NY	3.0	1.0	1914	$1,350	$0.71	15d	1	0.96mi
91 Springville Ave Buffalo, NY	4.0	2.0	1660	$2,350	$1.42	24d	1	1.00mi
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	2d	1	1.19mi
524 University Ave Buffalo, NY	3.0	1.0	1840	$1,600	$0.87	2d	1	1.21mi
414 Taunton Pl Unit Lowet Buffalo, NY	3.0	1.0	1232	$1,700	$1.38	15d	1	1.23mi
202 Summit Ave Unit 1 Buffalo, NY	3.0	1.0	2000	$2,400	$1.20	24d	1	1.30mi
4098 Bailey Ave Buffalo, NY	5.0	2.5	2108	$2,200	$1.04	44d	1	1.36mi
307 Sterling Ave Buffalo, NY	3.0	1.0	1632	$1,800	$1.10	4d	1	1.39mi

Listing history 7 events

1. 2026-06-18
   days on market $199,000 Active 8 DOM
2. 2026-06-17
   days on market $199,000 Active 7 DOM
3. 2026-06-16
   days on market $199,000 Active 6 DOM
4. 2026-06-15
   days on market $199,000 Active 5 DOM
5. 2026-06-13
   days on market $199,000 Active 3 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   listed $199,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $707 · $59/mo
• Projected year-2 tax: $2,035 · $170/mo
• Expected delta: +$1,328/yr (+$111/mo · 187.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,650
• − Mortgage interest: −$11,147
• − Property taxes: −$707
• − Insurance: −$995
• − Repairs & maintenance: −$2,372
• − Management: −$2,372
• − Depreciation: −$5,789
• Taxable income: $6,268
• Est. tax owed @ 24.0%: −$1,504
• After-tax cash flow: $7,694/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Buffalo City School District
• NCES district ID: 3605850
• Math proficiency: 41% ▲ 11.00%
• Reading proficiency: 40% ▲ 7.00%
• Median HH income: $31,665
• Composite: 33.17/100
• National rank: #5544
• State rank: #535 of 590 in NY

Livability — Buffalo

• Score: 77/100
• State rank: #195
• US rank: #3011

Category grades

Amenities A Commute A+ Cost of living A Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buffalo, NY
• County: Erie County · 714,559 people
• City population: 440,021
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 21,314
• Household income: $58,228
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1820.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 933,037 people
• By 2030: 935,181 · +0.2%
• By 2040: 928,531 · -0.5%
• By 2050: 905,725 · -2.9%
• By 2075: 834,037 · -10.6%
• By 2100: 708,033 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Black 31% Asian 11% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Erie

• 2024 margin: Lean D (+9.7) · D 54.8% · R 45.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -282.52%
• Current HPI: 373.377
• Rent YoY: ▲ 5.81%
• Metro: Buffalo-Cheektowaga, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+136.9% since first listed

2 events — show timeline

• 2026-06-10 Listed $199,000 WNYREIS
• 1993-06-29 Sold (Public Records) $84,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $707 · +55.7% YoY. Source: county tax records.